If you’re thinking about buying in St. George, Hurricane, Washington City, or Ivins, fall 2026 looks different from the frenzy of a few years ago. St. George home prices are slightly lower than a year ago, homes are taking longer to sell, and buyers have more room to negotiate. Mortgage rates are higher than last fall, though, so the monthly payment matters more than ever. Here’s what the latest data shows, what a payment looks like at today’s median, and a Utah property tax break every buyer should plan for.
St. George home prices right now
Different data sources measure “home price” differently, so here are three views of the St. George market:
- Median sale price: Redfin reports a median sale price of $532,247 for the three months ending September 2026, down 3.2% from the same period last year. The median price per square foot was $252, down 1.2%.
- Typical home value: The Zillow Home Value Index puts the typical St. George home value at $516,153, down 0.6% over the past year (updated September 30, 2026).
- Listing vs. sold prices: Realtor.com’s October 2026 St. George snapshot shows a median listing price of $554,725 (up 6.27% year over year) but a median sold price of $490,000 (down 1.24%). In other words, asking prices have crept up while actual closed prices haven’t followed.
Across all of Washington County, Redfin shows a median sale price of $553,761 for the three months ending September 2026, down 2.8% year over year, with 170 homes sold in September.
Hurricane, Washington City, and Ivins
- Hurricane: Redfin reports a median sale price of $514,705 for the three months ending September 2026, down 8.9% year over year, with a median of 48 days on market.
- Washington City: The Zillow Home Value Index puts the typical home value at $539,340, down 0.4% over the past year (updated September 30, 2026). Realtor.com shows a median sold price of $502,968 and 770 active listings (up 11.05% from a year ago) as of October 2026.
- Ivins: Redfin shows a median sale price of $775,381 for the three months ending September 2026, up 66.7% year over year. Ivins is a small market (22 homes sold in September), so a few high-end sales can move the median a lot. Don’t read that jump as every Ivins home gaining two-thirds in value.
How fast homes are selling (and how much room to negotiate)
This is where buyers have gained the most ground:
- Days on market: Redfin says St. George homes sold after a median of 72 days over the three months ending September 2026, compared with 61 days a year earlier. Sales slipped too: 250 homes sold in September, down from 266.
- Sale-to-list price: Redfin puts St. George’s September sale-to-list ratio at 98.0%, and only 8.1% of homes sold above list price. Realtor.com says St. George homes sold for about 2.26% below asking on average in October 2026.
- Inventory: Realtor.com counts 1,342 active listings in St. George, about flat from a year ago, and calls St. George a buyer’s market for October 2026.
What that means in practice: well-priced homes in popular neighborhoods still move, but many listings sit long enough that asking for a price reduction, seller-paid closing costs, or a rate buydown is a reasonable conversation.
Mortgage rates and what a payment looks like
According to Freddie Mac’s Primary Mortgage Market Survey, the average 30-year fixed rate was 7.40% as of October 15, 2026, unchanged from the prior week. A year ago it averaged 6.27%. The 15-year fixed averaged 6.71%.
Here’s a simple example using those published figures (our own math, principal and interest only):
- Home price: $532,247 (Redfin’s St. George median)
- 20% down payment: about $106,449
- Loan amount: about $425,798
- Principal and interest at 7.40% for 30 years: about $2,948 per month
- The same loan at last year’s 6.27% average: about $2,627 per month, roughly $321 less
Your real payment will also include property taxes, homeowner’s insurance, and any HOA dues, and your rate depends on your credit, loan type, and down payment. That’s why the next section matters.
Buyer tip: Utah’s 45% primary residential exemption
Utah gives owner-occupied homes a big property tax break. Under Utah Code 59-2-103, residential property used as a primary residence gets a 45% reduction in taxable value, so you’re taxed on just 55% of market value. The exemption covers the home and up to one acre of land, and the home has to be lived in for at least 183 consecutive days in the year.
At the Redfin median of $532,247, that means taxes would be figured on about $292,736 instead of the full price. The Washington County Assessor gives its own example: a $350,000 home at a 1.1% tax rate would owe about $2,117.50 with the exemption versus $3,850 without it. (That’s the county’s illustration; your actual rate depends on where the home sits.)
What’s changing for buyers in 2027
The Utah State Tax Commission says that under Utah Code 59-2-103.5, as amended by 2026 Senate Bill 238, beginning January 1, 2027, owners must file Form TC-473A with the county to receive or keep the exemption after any change in ownership, including a purchase, deed transfer, or trust transfer. A few key points from the Tax Commission:
- It doesn’t carry over automatically. If you buy a home that already had the exemption, you still need to file.
- The deadline is September 15. Late applications can’t be accepted, and a missed deadline can mean being taxed on 100% of market value for that year.
- The county can’t ask for your sales price or for information beyond the state-approved form.
Washington County homeowners can apply online through the assessor or request a paper form at (435) 301-7020.
Frequently asked questions
Are St. George home prices going down?
Slightly. Redfin’s median sale price is down 3.2% year over year, and Zillow’s typical home value is down 0.6% (both through September 2026). That’s a modest dip, not a crash, and some neighborhoods and price ranges are holding up better than others.
Is St. George a buyer’s market right now?
Realtor.com classifies St. George as a buyer’s market for October 2026, with homes selling about 2% below asking and a median of 67 days on market by its measure. That gives buyers more time and leverage than they had in recent years.
Can an investment rental get Utah’s 45% exemption?
Yes, if a tenant lives there as their primary residence. Utah Code 59-2-103 allows the exemption for each residential property that is a tenant’s primary residence. The Tax Commission says rental owners must submit a signed residential declaration. Vacation homes, cabins, and other transitory housing don’t qualify, according to the Washington County Assessor.
Buying or selling in St. George?
Axiom Properties helps buyers, sellers, and investors across St. George, Southeastern Idaho, and Tucson. If you want a local read on a neighborhood, a fair offer price, or what your full monthly cost could look like, reach out to our team.
This article is general information, not financial, tax, or legal advice. Market data changes monthly and property tax rules can change, so confirm details with your lender, the Washington County Assessor, or the Utah State Tax Commission.
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